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A real DeedRead due diligence report for a Vancouver strata unit, generated from a listing plus the depreciation report, Form B, and strata minutes. Your reports carry your name, brokerage, and logo.

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Strata-Assess ·
1234 Sunset Street, Unit 402, Vancouver BC
Orca Townhomes
2 Bed2 Bath910 sq ft$949,000Built 2011
Screening summary:Proceed with Conditions
76/ 100Solid

A well-located, well-run building with a healthy reserve and no active litigation. The main watch-item is a contribution increase projected for 2027 to 2028 tied to elevator and envelope maintenance. Budget a levy contingency and confirm the elevator cylinder scope in writing before removing subjects, and this is a solid buy for a young couple.1,2

A screening aid, not professional advice. Verify all findings with a licensed professional before acting.

Documents reviewed
✓Listing sheet (MLS)2026-06
✓Form B2026-03
✓Depreciation report2024-11
✓Strata meeting minutes2026-05
✗Strata financial statements
Heads up: 1 key document was not provided. The score below has been reduced to reflect the added uncertainty. Treat it as a conservative floor and confirm the missing items before relying on it.
1.

Key Findings

High Risk
Elevator hydraulic cylinder replacement unconfirmed1,3
The depreciation report flags the elevator hydraulic cylinder as due for replacement within 3 years (est. $40,000 to $60,000 building-wide). No approved funding was found in the minutes. Confirm scope and funding with the strata before waiving subjects.
Caution
Reserve contribution spike projected for 2027 to 20281
The 30-year plan shows a step-up in contributions to fund envelope and common-area work. Budget roughly $15,000 to $19,000 as a levy contingency for this unit.
Caution
Strata fee slightly above building-appropriate range2
At $0.71 per square foot the fee sits above the ~$0.65 market average, though it is consistent with a self-managed reserve strategy.
Positive
Rainscreen envelope completed 20103
Full rainscreen remediation completed in 2010 substantially de-risks the building envelope for a 2011-era concrete-and-frame structure.
Positive
No active litigation and a healthy reserve2,4
Minutes and the Form B show no active litigation, no work orders, and a $214,000 contingency reserve balance with no pending special levies.
2.

Strata-Assess Score Breakdown

Location19/20Building19/30Financial20/30Legal18/20
Strongest Area
Location & neighbourhood19/20
Needs Attention
Building health19/30

2 of 4 dimensions score 70% or higher.

1. Location & neighbourhood19 / 20

Two blocks to the Canada Line, strong walkability, and a well-regarded school catchment.

2. Building health19 / 30

Rainscreened in 2010 with a good maintenance record. Elevator hydraulic cylinder is nearing end of life.

3. Financial health20 / 30

Reserve is adequate today, but the depreciation report projects a contribution spike in 2027 to 2028.

4. Legal & governance18 / 20

No active litigation, no outstanding work orders, and minutes show an engaged, organised council.

Total Score76 / 100 · Solid
3.

Location & Neighbourhood

NeighbourhoodCambie Corridor, Vancouver
Walkability (measured)86 / 100
Weighted for a family with young children88 / 100
Transit access79 / 100 · Nearest rapid transit: 290 m
Measured from
Cambie Village Grocery (210 m) ·Oakridge Coffee Bar (180 m) ·Queen Elizabeth Park (640 m) ·Jamieson Elementary (810 m)
Open data snapshot: sample-metro-van · Places data from Overture Maps · Street and park geometry from OpenStreetMap contributors · Transit schedules from TransLink
Transit
Two blocks to the Canada Line (Oakridge-41st). Frequent bus service on Cambie Street.
Schools nearby
Jamieson Elementary and Eric Hamber Secondary catchments; several daycares within walking distance.
Walkability
Groceries, cafes, and Oakridge redevelopment amenities are all within a 10-minute walk.
Child-friendly
Quiet interior street with a park two blocks north; suitable for a growing family.

Canada Line proximity has historically supported above-average resale demand along the Cambie Corridor.

Child-Friendly Score8 / 10

Strong school catchment, nearby park, and a quiet street make this a good fit for a young family, though the second bedroom is modest.

4.

Building Condition

Key Indicators
Year Built
2011
Rainscreen
Yes (2010)
Air Conditioning
No
Systems
HeatingElectric baseboard, in-suite
Hot WaterCentral gas boiler, replaced 2019
ElevatorOne hydraulic elevator; cylinder nearing end of life
ParkingOne secured underground stall included
Envelope Notes
Rainscreened 2010; no envelope claims on record.3

A 2011 building is past its early warranty window; the envelope remediation and boiler replacement reduce near-term systems risk.3

5.

Strata Financial Health

Reserve Fund2
CRF Balance
$214,000
CRF Status
ADEQUATE
5-Year Capex
$380,000
Building-wide
Your Est. Share (5yr)
$17,000
Special levy risk
Financials Detail1
30-Year Capital Plan$2,650,000
Operating Surplus$22,000
Strata Fee per sq ft$0.71 / sq ft
Market Average~$0.65 / sq ft
6.

Legal & Governance

Active Litigation
None identified
Special Levies
None approved
Outstanding Work OrdersNone identified
Three-Quarter Vote ResolutionsOne passed in 2022 to fund lobby refresh; completed on budget.
7.

Estimated Monthly Carrying Costs

Estimated at 20% down over 25 years at current posted rates. Verify with your lender.

Mortgage (est.)$4,380
Strata Fee$646
Property Tax$268
Utilities & Insurance$165
Mortgage (est.)$4,380
Strata Fee$646
Property Tax$268
Utilities & Insurance$165
Total Monthly2$5,459
8.

10-Year Investment Scenarios

Illustrative estimates only. Not an appraisal or financial advice.

Price per sq ft
$1043 / sqft
Neighbourhood Avg
~$995 / sqft
Appreciation Scenarios (10 yr)
Pessimistic
2% / year
$1,157,000
+$208,000
Base
4% / year
$1,404,000
+$455,000
Optimistic
6% / year
$1,699,000
+$750,000
$1.7M$949k010
Pessimistic
Base
Optimistic

Cambie Corridor rezoning and Oakridge redevelopment provide a plausible tailwind to the base and optimistic scenarios.

9.

Questions to Ask the Strata

The following questions should be submitted in writing to the strata manager or included in your subject-removal conditions.

1Has the strata approved funding for the elevator hydraulic cylinder replacement, and what is the expected timing and cost?
2What contribution increases are planned for 2027 to 2028, and how were they modelled?
3Are there any depreciation-report components rated in poor condition that are not yet in the capital plan?
4Have there been any envelope or water-ingress claims since the 2010 rainscreen remediation?
5Is short-term rental or rental restriction bylaw enforcement currently under review?
10.

What This Report Could Not See

This analysis is only as complete as the documents provided. The items below were not available, so the risks they cover remain unverified. These are gaps in the information, not findings about the property. Request them before removing subjects.

Strata insurance certificate
The current insurance deductibles (water damage and earthquake) could not be confirmed from the documents provided; a large deductible shifts claim risk onto owners.
Ready to sendCould you please provide the strata corporation's current insurance certificate showing all deductibles?
Strata financial statements
The operating budget position and any current-year deficit are unverified without the latest financial statements.
Ready to sendCould you please provide the most recent year-end and interim strata financial statements?
11.

Sources & References

Click a superscript number in the Key Findings above to view the exact wording from the source document. Every source is listed below; verify each figure against the original document before removing subjects.

1.Depreciation Report, pp. 42 to 58. Component condition ratings and 30-year funding model.“Elevator hydraulic cylinder: condition Poor, estimated remaining life 1 to 3 years, replacement $40,000 to $60,000.”
2.Form B Information Certificate, dated March 2026. Fees, reserve balance, and levy status.“Monthly strata fee for the strata lot: $0.71 per square foot. Contingency reserve fund balance: $214,000.”
3.Engineering / Envelope Report, p. 12. Rainscreen remediation scope and elevator condition.“Full rainscreen remediation of the building envelope was completed in 2010.”
4.Strata Council Minutes, AGM 2025 and recent monthly minutes. Litigation, work orders, and resolutions.“The council confirmed there is no active litigation and no outstanding work orders against the strata corporation.”

This report was generated by DeedRead AI and is provided for informational purposes only. It does not constitute legal, financial, or professional real estate advice. All findings should be independently verified by a licensed realtor, strata lawyer, or property inspector prior to any purchasing decision.

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